Can foreigners without residence in Switzerland buy a house in Grisons?

The 3-point orientation

Yes, foreigners without residence in Switzerland can buy a house or apartment in Grisons under certain conditions, but not freely. In principle, Lex Koller applies to residential properties. The purchase of a holiday apartment or holiday home is usually subject to a permit, is subject to cantonal quotas and is only possible in certain tourist communities. In the canton of Grisons, the land registry inspectorate and commercial register are responsible. Buying a property also does not entitle you to a residence permit.

The principle: Without Swiss residence, Lex Koller usually applies

For foreign nationals without residence in Switzerland, there is a clear basic rule when buying real estate: The purchase of land, houses, apartments or similar rights is generally restricted. The Lex Koller is intended to prevent Swiss land from being acquired uncontrollably by people abroad.

In the canton of Grisons, this applies in particular to holiday properties in tourist towns such as Davos, St. Moritz, Arosa, Flims, Laax, Lenzerheide, Pontresina, Samedan, Scuol and other mountain communities. It is precisely there that many buyers without Swiss residence would like to buy a holiday home in Grisons.

It is important: Nationality alone is not decisive, but also residence status and actual place of residence. Anyone who lives abroad is generally considered a person abroad. On the other hand, anyone who legally and actually lives in Switzerland may have significantly more rights, depending on the permit category.

Who is considered a person abroad?

Foreign persons who do not reside in Switzerland are typically considered to be persons abroad. These include people who live in Germany, Italy, France, Great Britain, the USA or another state and want to buy a holiday home in Grisons.

Companies based abroad or Swiss companies that are controlled by foreign countries may also be subject to the permit requirement. That is why Lex Koller cannot simply be circumvented by intervening a company, foundation or other structure. The decisive factor is often who is economically entitled.

For private individuals, the practical question is therefore: Do I have a legal and actual place of residence in Switzerland? If not, the purchase of residential property in Grisons is usually subject to approval or even excluded.

Holiday home or main residence: The difference is decisive

A house as a main residence is legally judged differently than a holiday home. Anyone who moves to Grisons from abroad, actually lives there and has the necessary residence permit can buy under different conditions than someone who is just looking for a holiday property.

For people without a place of residence in Switzerland, it is usually about holiday apartments or holiday homes. Such purchases are generally subject to approval and are subject to special rules. It must be checked whether the municipality is approved, whether a quota is available and whether the property meets the legal requirements.

A property that is approved as a first home cannot simply be bought and used as a holiday home by a person abroad. Conversely, a property with secure holiday home status may be more interesting for foreign buyers, provided that a permit can be issued.

Grisons: The GIHA is responsible

In the canton of Grisons, the Land Registry Inspectorate and Commercial Register, GIHA for short, is the competent licensing authority for questions from Lex Koller. There, permit applications are examined, declaratory orders issued and questions about the permit requirement are assessed.

That's important because not every situation is obvious. Sometimes it is unclear whether a person is considered a person abroad, whether a company is controlled by foreign countries or whether a specific property requires a permit. In such cases, an official review is required.

Buyers should therefore not only clarify whether the purchase is admissible at the notary appointment. The Lex Koller question belongs at the beginning of every purchase review. Without approval or determination of the non-approval requirement, the purchase can be blocked in the land register.

Holiday apartment quotas in Grisons

Grisons is a tourist canton. For this reason, there are special quotas for the purchase of holiday homes by people abroad. 290 quotas were allocated to the Canton of Grisons for 2026. In addition, unused quota units from the previous year could be transferred.

This means that even if a purchase is possible in principle, it depends on quotas and municipal rules. Not every municipality allows people abroad to purchase holiday properties. Municipalities can restrict or exclude such purchases.

For buyers, it is therefore crucial whether the desired property is located in an approved tourist municipality, whether the municipality allows the purchase, whether the property is suitable as a holiday home and whether quotas are available. This test is particularly important in Grisons because many municipalities have their own rules.

Also comply with the Second Homes Act

In addition to the Lex Koller, the Second Homes Act often applies in Grisons. This limits the construction of new second homes in municipalities with more than 20% second homes. Many tourist communities in Graubünden are above this threshold.

The Second Homes Act answers a different question than Lex Koller. The Lex Koller regulates whether a person may buy abroad. The Second Homes Act regulates whether a property is even permitted as a second home or whether it has a first home requirement.

For foreign buyers without residence in Switzerland, both levels must therefore be right. A permit under Lex Koller is of little use if the property is not legally allowed to be used as a holiday home at all. Conversely, a holiday home status under old law is not automatically sufficient if the buyer does not receive a permit.

Living space, land and use may be limited

There are often additional restrictions when people buy a holiday property abroad. Limits on living space, land area, use and rental are typical. The permit is also granted for a specific purpose and may not simply be used for another purpose.

This means that an approved holiday home may not automatically be used as an investment property, main residence, business property or freely rentable property. The specific permit and local rules are decisive.

The test can be demanding, particularly for houses with large plots of land, chalets, conversions or luxury objects. Buyers should not only ask whether they can buy, but also how they can use the property later.

EU/EFTA, third countries and residence permit

Not all foreign people are equal. EU/EFTA nationals legally residing in Switzerland generally have the same rights as Swiss citizens when purchasing real estate. Persons with permanent residence permit C are also largely equal.

The situation is different for third-country nationals, people without Swiss residence or people who simply want to buy a holiday home. Depending on the case, you need a permit or cannot buy at all.

The decisive factor for the question in this article is: Anyone who is not domiciled in Switzerland is not in the same situation as a person with a B or C ID and actual place of residence in Grisons. Without a place of residence, the purchase of residential property is clearly restricted.

The purchase does not give you a right of residence

A common mistake is that anyone who buys a house in Grisons receives a right of residence in Switzerland. That is not true. The purchase of a house, an apartment or a plot of land does not entitle you to a residence permit.

This is particularly important for buyers from third countries. Even if a holiday home purchase is approved, it does not create the right to live permanently in Switzerland. Right of residence and real estate are two separate topics.

Anyone wishing to move to Grisons must therefore check their residence permit, place of residence, taxes and purchase of real estate together. If you just want to buy a holiday home, you must accept that use may be limited in time and by law.

What buyers should check before making a reservation

Before making a reservation payment, foreign buyers without Swiss residence should clarify several points: Is the person considered a person abroad? Does the property require a permit? Is the municipality approved as a tourist resort? Are there any community restrictions? Is there a quota available? Can the property be used as a holiday home?

In addition, land register, building permit, second home status, living space, land area, usage regulations and financing must be checked. In the case of condominiums, regulations, renewal funds and any rental bans are added.

Without these clarifications, a reservation can be risky. A nice purchase contract is of little use if the authorization is denied later or the land register does not register the purchase.

Common misconceptions

A common mistake is the assumption that rich foreign buyers in Grisons can simply buy any house. That is not true. Money does not replace a permit under Lex Koller.

A second mistake is the confusion between holiday home and first home. Many new apartments in Graubünden holiday resorts have first-home requirements and cannot be freely used as a holiday property.

A third mistake is to only audit the municipality. The specific object also counts. Even in a municipality where foreign holiday home purchases are possible, a particular house can be problematic due to use, area, permit, quota or second home rights.

Conclusion: Possible, but only with approval and detailed examination

The answer to the question Can foreigners without residence in Switzerland buy a house in Grisons? is: Yes, it is possible in certain cases, but not freely and not everywhere. For persons without Swiss residence, Lex Koller generally applies, and the purchase of residential property is generally subject to a permit.

Particularly in the case of holiday homes and holiday apartments, the canton, municipality, quota, property status, second home law and permit decision are important. In Grisons, the GIHA is responsible. Without a proper check, no purchase contract should be signed and no reservation payment should be made.

Anyone wishing to buy a house in Grisons should therefore clarify early on whether the purchase is permitted, what use is permitted and whether the property really suits the desired purpose. The decisive point is not only the price, but the legal ability to buy and use.

Glossary on buying a house in Grisons for foreigners

Lex Koller: Federal law restricting the purchase of land by people abroad.

Person abroad: Foreign person without legal and actual residence in Switzerland or a foreign-controlled structure.

Authorization requirement: Obligation to obtain a cantonal purchase permit before purchasing real estate.

Holiday apartment quota: Limited number of permits per year for holiday homes that may be sold to people abroad.

First home requirement: Restriction of use, according to which an apartment must be used as a main residence.